None · Fayetteville, NC 28303

$198,000

3 bd · 2.0 ba · 1,447 sqft · SingleFamily public records · 174 Days on market

Built 1966 Est $207k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.1/30.0
• ARV discount +9.4/15.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home "Sold As Is" Needs TLC - Home located in cul de sac Living room, Formal Dining and Den w/ fireplace and built in shelves, Split bedroom layout, 3-bedroom, 1.5-bath home offers space and flexibility for any lifestyle. Featuring a second primary suite w/ full bath, it’s perfect for multigenerational living or guest accommodations. Backyard, perfect for relaxing or gatherings with deck and storage building. Home is in need of TLC and interior repairs - estimates and repairs TBA

Key facts

• Formal dining
• Second primary suite
• Cul de sac

Tags

• CUL DE SAC
• LIVING ROOM
• FORMAL DINING
• DEN WITH FIREPLACE
• BUILT IN SHELVES
• SECOND PRIMARY SUITE

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Located in the PONDEROSA subdivision; Situated on a cul-de-sac
• Construction: Brick veneer exterior
• Exterior features: Deck; Back yard fencing; Shed(s)

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Microwave; Range
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Ceiling fan cooling
• Interior features: Ceiling fans; Masonry fireplace
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-42 ($-507/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.0% below list).
• Recommended offer: $162k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#45 in NC, #4,031 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ponderosa Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 366 students, 99% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $118k; list at $198k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,410 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $206,921
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5416 Silver Pine Ct	0.14mi	3/2.5	1,462 (+1%)	2mo	$204,000	$140	88
5512 Mesa Dr	0.43mi	3/2.0	1,328 (-8%)	3mo	$140,000	$105	64
5207 Sundown Dr	0.59mi	3/2.0	1,503 (+4%)	7mo	$236,000	$157	60
5114 Lake Valley Dr	0.38mi	3/2.0	1,623 (+12%)	5mo	$165,000	$102	58
5631 Dodge Dr	0.67mi	3/2.0	1,513 (+5%)	7mo	$204,500	$135	55
503 Bobwhite Ct	0.35mi	4/2.0 (+1)	1,644 (+14%)	2mo	$234,900	$143	54
5318 Flagstone Ct	0.45mi	3/2.0	1,270 (-12%)	7mo	$175,000	$138	53
5305 Tabor Ct	0.37mi	3/2.0	1,232 (-15%)	7mo	$187,500	$152	52
322 Tucson Dr	0.53mi	3/2.0	1,637 (+13%)	5mo	$233,500	$143	49
5627 Dodge Dr	0.64mi	3/2.0	1,575 (+9%)	8mo	$215,000	$137	49
5199 Shoveler Ct	0.68mi	3/2.0	1,246 (-14%)	1mo	$215,000	$173	44
5131 Longbranch Dr	0.72mi	3/1.5	1,291 (-11%)	5mo	$190,000	$147	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-34,760
• Equity at exit: $29,522

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-33,674
• Equity at exit: $17,119

Cash invested: $55,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 285
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-42

Break-even live

Break-even rent $1,678

Max offer price $190,538

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $14	+0% $-42	+5% $-98	+10% $-154
Rent	-10% $-171	-5% $-106	+0% $-42	+5% $22	+10% $86
Rate	-1.0pp $57	-0.5pp $8	base $-42	+0.5pp $-94	+1.0pp $-146

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	25d	1	0.10mi
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	15d	1	0.16mi
5408 Cardigan Ct Fayetteville, NC	4.0	2.0	1700	$1,800	$1.06	25d	1	0.31mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	25d	1	0.39mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	15d	14	0.55mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	25d	14	0.55mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	25d	1	0.57mi
267 Waterdown Dr Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	25d	1	0.59mi
295 Warton Ln Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	15d	1	0.66mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	25d	1	0.68mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	15d	58	0.71mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	15d	38	0.74mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	25d	1	0.77mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	25d	1	0.79mi
349 Waterdown Dr #5 Fayetteville, NC	3.0	2.0	1307	$1,350	$1.03	25d	1	0.81mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	15d	42	0.83mi
5200 Mawood St Fayetteville, NC	3.0	2.0	1300	$1,500	$1.15	15d	1	0.86mi
1025 Hirschfeld Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,935	$1.74	15d	17	0.92mi
425 Dunmore Rd Fayetteville, NC	3.0	2.0	1724	$1,800	$1.04	25d	1	0.92mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	15d	6	0.93mi
833 Fresno Dr Fayetteville, NC	3.0	1.5	1512	$1,300	$0.86	25d	1	0.99mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	25d	1	1.09mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	25d	1	1.11mi
5800 Lagu Pl Fayetteville, NC	3.0	2.5	1722	$1,850	$1.07	15d	1	1.12mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	15d	1	1.16mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	15d	10	1.27mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	23d	16	1.27mi
741 Galloway Dr Fayetteville, NC	4.0	2.0	1551	$1,750	$1.13	15d	1	1.28mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	25d	1	1.33mi
390 Summer Hill Rd Fayetteville, NC	3.0	2.5	1535	$1,990	$1.30	25d	1	1.33mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$2,495	$2.11	15d	6	1.34mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	25d	1	1.37mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	25d	1	1.40mi
1198 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	1.41mi
1199 Wrenwood Ct Fayetteville, NC	2.0	2.5	1224	$1,345	$1.10	25d	1	1.42mi

Listing history 20 events

1. 2026-06-21
   days on market $198,000 Active 174 DOM
2. 2026-06-18
   days on market $198,000 Active 171 DOM
3. 2026-06-17
   days on market $198,000 Active 170 DOM
4. 2026-06-16
   days on market $198,000 Active 169 DOM
5. 2026-06-15
   days on market $198,000 Active 168 DOM
6. 2026-06-14
   days on market $198,000 Active 166 DOM
7. 2026-06-13
   days on market $198,000 Active 165 DOM
8. 2026-06-10
   days on market $198,000 Active 163 DOM
9. 2026-06-09
   days on market $198,000 Active 162 DOM
10. 2026-06-08
    days on market $198,000 Active 161 DOM
11. 2026-06-07
    days on market $198,000 Active 160 DOM
12. 2026-06-03
    days on market $198,000 Active 156 DOM
13. 2026-06-02
    days on market $198,000 Active 155 DOM
14. 2026-06-01
    days on market $198,000 Active 154 DOM
15. 2026-05-31
    days on market $198,000 Active 153 DOM
16. 2026-05-30
    days on market $198,000 Active 152 DOM
17. 2025-12-29
    listed $198,000 Active
18. 2025-07-31
    listed $243,500 Active
19. 2025-07-11
    historical
20. 2010-01-26
    soldstatus $118,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $2,453 · $204/mo
• Projected year-2 tax: $2,453 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,489
• − Mortgage interest: −$11,091
• − Property taxes: −$2,453
• − Insurance: −$990
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$5,760
• Taxable loss: −$3,923
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $435/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Fayetteville

• Score: 75/100
• State rank: #45
• US rank: #4031

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, NC
• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• Metro: Fayetteville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+67.8% since first listed

4 events — show timeline

• 2025-12-29 Listed $198,000 LPRMLS
• 2025-07-31 Listed $243,500 LPRMLS
• 2025-07-11 Coming Soon — LPRMLS
• 2010-01-26 Sold (Public Records) $118,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,453 · +38.0% YoY. Source: county tax records.